Agenda Item (E) Planning Application: Report of Handling Application No. 18/0148/PP KEY INFORMATION Report by Director of Development and Housing Services Ward PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT COMPRISING 9 DWELLINGHOUSES WITH ASSOCIATED 8 Johnstone South and ACCESS (IN PRINCIPLE) Elderslie LOCATION: PADUA, OLD HOWWOOD ROAD, HOWWOOD, JOHNSTONE Applicant Blackdye Limited APPLICATION FOR: PLANNING PERMISSION IN PRINCIPLE Midton Lodge Midton road Howwood PA9 1AG Registered: 26/02/2018 RECOMMENDATION Refuse. © Crown Copyright and database right 2013. All rights reserved. Ordnance Survey Licence number 100023417. SUMMARY OF REPORT • The proposal is contrary to Policy ENV1 ‘Green Belt’ and Policy P2 ‘Housing Land Supply’ as it would undermine the Spatial Strategy of the Fraser Carlin Renfrewshire Local Development Plan as well as the Renfrewshire Local Head of Planning and Development Plan New Development Supplementary Guidance in Delivering the Environmental Strategy. Housing • The proposal will also result in inappropriate development on the functional floodplain contrary to Scottish Planning Policy and Policy I5 ‘Flooding & Drainage’ of the Renfrewshire Local Development Plan. • 3 letters of representation have been received raising concerns in relation to development on a green belt site before brownfield, impact on local infrastructure, flood risk and ecology. Renfrewshire Council Communities, Housing and Planning Policy Board Page 1 RENFREWSHIRE COUNCIL DEVELOPMENT AND HOUSING SERVICES REPORT OF HANDLING FOR APPLICATION 18/0148/PP APPLICANT: Blackdye Limited SITE ADDRESS: Padua, Old Howwood Road, Howwood, Johnstone, PA9 1AF PROPOSAL: Erection of residential development comprising 9 dwellinghouses with associated access (in principle). APPLICATION FOR: Planning Permission in Principle NUMBER OF Three letters of representation have been received. The points REPRESENTATIONS AND raised in the letters can be summarised as follows; SUMMARY OF ISSUES RAISED: (1) Access; (2) Pressure on local infrastructure; (3) Ecology; (4) Proposal is located within the green belt; (5) Development should be directed to brownfield sites; (6) Area is overdeveloped; (7) Flood risk; (8) Traffic; (9) Detrimental impact on amenity of neighbouring properties. The points raised in the letters of representation have been addressed in the assessment of the application. Glasgow Airport Safeguarding – No comments. CONSULTATIONS: Director of Environment and Communities (Traffic) – No comments. (Design) - Object. Development proposal is in functional flood plain. (Environmental Services) - No objection subject to condition regarding contaminated land. PRE-APPLICATION None. COMMENTS: ENVIRONMENTAL Not applicable. STATEMENT APPROPRIATE Not applicable. ASSESSMENT DESIGN STATEMENT - The applicant has provided supporting information on the proposed development including site location, description and history. The proposed development is based on the layout, scale and mix of adjacent development at Fordbank. It is stated that the development is located wholly within the boundaries of Johnstone on a low quality parcel of land, and will provide a definitive boundary between the edge of Johnstone and the open amenity land and countryside beyond. ACCESS STATEMENT – Not applicable. OTHER ASSESSMENTS – Not applicable. CLYDEPLAN POLICIES: Not applicable. Proposal is not considered to be of a strategic scale of development. LOCAL DEVELOPMENT Adopted Renfrewshire Local Development Plan August 2014 PLAN POLICIES/ Policy ENV1: Green Belt OTHER MATERIAL Policy P2: Housing Land Supply CONSIDERATIONS Policy I5: Flooding and Drainage New Development Supplementary Guidance Delivering the Infrastructure Strategy - Infrastructure Development Criteria, Connecting Places and Flooding and Drainage Delivering the Environment Strategy - Environment Development Criteria, Green Belt and Housing in the Green belt Material considerations Renfrewshire Local Development Plan Housing Land Supply Supplementary Guidance (2015) COMMENTS PLANNING HISTORY None relevant. SITE VISIT 14/03/2018 DESCRIPTION This application seeks planning permission for the erection of a residential development comprising 9 dwellinghouses with associated access (in principle) on an agricultural field fronting Beith Road on the western edge of Johnstone. The application site is bound by Beith Road to the north with residential development at Fordbank beyond (approved under planning application 13/0243/PP), residential development to the east (approved under planning application 15/0643/PP), with agricultural fields to the south and west. The site slopes gradually up hill from north west to south east. Boundary treatment is a mix of hedges, post and wire and palisade fencing. The proposed layout comprises of 9 detached dwellinghouses laid out around a cul-de-sac, with a new access formed onto Beith Road. As the application is in principle only, no further details have been provided. DESIGN AND MATERIALS The application is in principle only and therefore the majority of these details would require to be assessed through the submission of further planning applications. SCALE AND POSITIONING The application is in principle only and therefore the majority of these details would require to be assessed through the submission of further planning applications. PRIVACY AND The application is in principle only and therefore the majority of OVERLOOKING these details would require to be assessed through the submission of further planning applications. DAYLIGHT AND The application is in principle only and therefore the majority of OVERSHADOWING these details would require to be assessed through the submission of further planning applications. LANDSCAPING The application is in principle only and therefore the majority of these details would require to be assessed through the submission of further planning applications. ACCESS AND PARKING No comments. SITE CONTRAINTS Potential flood risk area. OTHER COMMENTS Section 25 of the Town and Country Planning (Scotland) Act 1997, requires that planning applications are determined in accordance with the Development Plan unless material considerations indicate otherwise. In addition, the comments of consultees and the issues raised through representations are material considerations in the assessment of the application. Scottish Planning Policy Scottish Planning Policy sets out national planning policies which reflect Scottish Ministers' priorities for the operation of the planning system and for the development and use of land. SPP aims to support sustainable development and the creation of high quality places. It sets out two overarching policy principles namely a presumption in favour of development that contributes to sustainable development; and, placemaking which seeks the creation of high quality places. It considers that the planning system should support economically, environmentally and socially sustainable places by enabling development that balances the costs and benefits of a proposal over the longer term. The aim is to achieve the right development in the right place. It is not to allow development at any cost. The presumption in favour of sustainable development does not change the statutory status of the development plan for decision making. For proposals that do not accord with development plans, the primacy of the plan is maintained. The presumption in favour of development that contributes to sustainable development is a material consideration. In this instance, the proposal comprises a development of nine houses on green belt land on the south western edge of Johnstone. The south west of Johnstone has been designated as a community growth area. The Local Development Plan spatial strategy focuses residential development on brownfield sites within the community growth area. In addition, the site is not considered to be effective as it is located within a functional flood plain. Development on the application site would not therefore be considered as sustainable. On Enabling the Delivery of New Homes, Scottish Planning Policy indicates that the planning system should identify a generous supply of land within the plan area to support the achievement of the housing land requirement across all tenures, maintaining at least a 5 year supply of effective housing land at all times; enable provision of a range of attractive, well-designed, energy efficient, good quality housing, contributing to the creation of successful and sustainable places. In this regard the Renfrewshire Local Development Plan identified land across the Renfrewshire area to meet the housing land requirements with the focus on brownfield land to meet the majority of the housing land requirements along with a number of green belt release sites to help stimulate supply in the short term. The application site has not been identified through the Renfrewshire Local Development Plan as a site suitable for green belt release. The Housing Land Supply Supplementary Guidance 2015 was produced in response to an assumed shortfall in housing numbers in order to provide a framework to assess sites which could come forward in the short term to contribute to the housing land supply. The application site does not meet all the requirements set out in the Housing Land Supply Supplementary Guidance 2015. Local Development Plan policy would not support residential development at this location in principle. Granting of planning permission would undermine the plan making process, and would therefore be contrary to Scottish